10-28-2008, 07:49 PM
1 posts, read
25,146 times
Reputation: 17
Does my Gas Hot Water heater located in my garage have to be off of the floor 18"????? It is sitting on short legs and was bought in 2004. Am trying to sell my house and was told during an inspection, that it must be that far off of the floor.
10-28-2008, 08:00 PM
64 posts, read
280,845 times
Reputation: 17
Quote:
Originally Posted by
Lacar
Does my Gas Hot Water heater located in my garage have to be off of the floor 18"????? It is sitting on short legs and was bought in 2004. Am trying to sell my house and was told during an inspection, that it must be that far off of the floor.
I am not an inspector, but I just measured mine in the garage and it is 20" off the ground. So you probably need it to be...
I am in a 2008 DR Horton home.
10-29-2008, 05:50 AM
Location: Charleston, SC
5,615 posts, read
14,788,317 times
Reputation: 2555
1992 custom-built w/ a gas water heater in a small closet you get at from the outside and yeah - mine's off the ground too. About 18-20 inches.
10-29-2008, 06:01 AM
Location: Wiesbaden, Germany
13,815 posts, read
29,383,829 times
Reputation: 4025
Mine's on a platform in the garage and I'm guessing the height is to provide a means for gravity to discharge the water from the pan in case there's a leak.
10-29-2008, 07:27 AM
1,740 posts, read
5,744,216 times
Reputation: 342
I also have a home built in 2008 and my gas water heater is off the floor about 20 inches. It is on a platform with a pan and drain for leaking.
10-29-2008, 08:07 AM
Location: San Antonio
1,893 posts, read
5,586,220 times
Reputation: 1497
Yes, that is a city plumbing code. I think you could get around it by building a closet around it that vents to the outside so that any gas leaks would not be in the garage where a spark from your car could ignite it. That would basically put your water heater in another room. Although it would be cheaper just to raise it up 18" off the ground. I personally think it is just one of those codes that are written for the purpose of generating more dollars for the plumbing industry. I believe you can legally have a gas water heater in your kitchen right next to your gas stove and that's no problem. Go figure. If they really wanted to do something for safety they would require all gas water heaters to be in a closet vented to the outside and all gas water heaters to have 18 inch legs. I just got a bid to add a new gas line to my existing gas system to change my electric kitchen stove out for a gas stove. Due to all of the legalities, codes and inspections it was going to cost me $1500 to plumb about 10 feet of gas line. I'm having a master plumber come over and do it illegally for $100. It will be the same plumbing job that, going though the legal system, would cost $1500. Making something so expensive to do correctly defeats the purpose. Most people probably wind up just going to Home Depot and buying some pipe and fittings and doing it themselves even if they have never plumbed anything before or not. Oh, by the way. Doing it within the system I would have been without gas service at my house (no hot water, no heat and no kitchen stove) for about two weeks waiting on inspections. Going around the system, I'm without service for about two hours. Don't get me wrong. I'm not suggesting that anyone attempt to do things that they are not qualified to do such as gas plumbing or electrical work etc. The results could be disastrous for you and your family and possibly your neighbors. I'm just saying the system is broke.
10-29-2008, 08:13 AM
44 posts, read
219,857 times
Reputation: 61
Why it's raised
It's not for water drainage, raising the water heater (or any appliance that could ignite fumes from improperly stored gasoline) is about a fire/explosion hazard.ICC Bulletin Board: Water Heater in Garage (http://www.iccsafe.org/cgi-bin/ultimatebb.cgi?ubb=get_topic;f=2;t=001469 - broken link)
10-29-2008, 09:05 AM
Location: Wiesbaden, Germany
13,815 posts, read
29,383,829 times
Reputation: 4025
my water heater is electric (along with everything else in the house), so I'm sticking by my theory of providing a gravity flow in case of a leak..
10-29-2008, 09:08 AM
165 posts, read
463,799 times
Reputation: 87
When I sold a house in IL, the same was required of me. So I'd bet yes.
10-29-2008, 09:19 AM
Location: San Antonio
1,893 posts, read
5,586,220 times
Reputation: 1497
Quote:
Originally Posted by
rd2007
my water heater is electric (along with everything else in the house), so I'm sticking by my theory of providing a gravity flow in case of a leak..
On second thought, I think that NJTransplant is right. It's flamables being stored around the water heater. BTW an eletric water heat has the same issues with being an igniter although not as obvious as a gas flame. I really don't see how raising it up 18" is going to affect gravity. The force of gravity will remain the same.
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Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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Why it's raised
